Start small, be patient, and stay connected with local meetups and online investor communities for support. 

Does she have any legit habitability claims to sue for, especially since she claims to stay in hotel now?

If the best you qualify for is alternative financing when the purchasing loan matures you will  likely be treading water barely able to stay a float. 

Your team can stay local.  

And don’t overthink—your first deal doesn’t have to be perfect; it just has to get you in the game.You’ve already taken a big step by asking for guidance, so keep that curiosity alive and stay consistent —let’s crush it!

All of your profit stayed inside the SDIRA and remained tax deferred there. 

With interest rates holding steady (so far) and US Treasury yields hovering in the 4-5% range, many investors are weighing the pros and cons of staying in bonds versus seeking opportunities in real estate.

Being nearby allows you to stay hands-on—you can see, touch, and fully immerse yourself in the process.There’s a lot to learn, not just about managing rentals but also about overseeing property management companies.Handling tenants and maintenance can feel overwhelming at times, but starting with a property close to home gives you the opportunity to gain valuable experience.

To get those hours, maybe turn one or two into medium term rentals (you want the average stays to be over 7 days so they don't fall into STR status) which would give her more to do, particularly in the first year of furnishing them and getting everything set up.Alternatively, she maybe she could manage the properties but also get her RE license and try to sell a house or two a year - go to lots of open houses or run them for other agents?

meaning each guest must stay for 30+ days or more.